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Belmont market report SM2 5, Sutton
The SM2 5 (Belmont) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 8,554 completed sales registered with HM Land Registry in SM2 5 (Sutton) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in SM2 5 (Sutton) sold for £316,200 in 2026, the median of 56 registered sales, down 6% on five years earlier. The mean was £388,000, and by floor area homes here have averaged about £5,310 per square metre over the last five years. The figures cover 8,554 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like SM2 5 is a single group of streets within SM2 (Sutton), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SM2 5 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
SM2 5 sold prices: where the market stands
The SM2 5 median stands at £316,200 for 2026, built from 56 registered sales; the mean, the figure usually quoted as the "average house price", is £388,000, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in SM2 5
Averaged across five years of sales, floor space in SM2 5 costs about £5,310 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, SM2 5 sits 11% above the national market.
The price of a typical SM2 5 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £316,200 | £316,200 | 56 |
| 2025 | £365,000 | £373,728 | 171 |
| 2024 | £375,000 | £398,702 | 157 |
| 2023 | £352,500 | £387,311 | 162 |
| 2022 | £338,000 | £396,344 | 207 |
| 2021 | £337,500 | £427,319 | 217 |
| 2020 | £363,000 | £471,000 | 166 |
| 2019 | £335,800 | £440,153 | 160 |
| 2018 | £325,000 | £433,231 | 166 |
| 2017 | £316,500 | £431,674 | 184 |
| 2016 | £335,000 | £468,668 | 219 |
| 2015 | £300,000 | £423,900 | 272 |
| 2014 | £250,000 | £354,669 | 266 |
| 2013 | £217,500 | £312,961 | 231 |
| 2012 | £195,000 | £287,016 | 209 |
| 2011 | £217,500 | £328,341 | 195 |
| 2010 | £214,200 | £335,921 | 172 |
| 2009 | £175,000 | £281,314 | 213 |
| 2008 | £209,000 | £342,595 | 164 |
| 2007 | £225,000 | £381,663 | 384 |
| 2006 | £192,800 | £334,676 | 334 |
| 2005 | £182,000 | £323,887 | 301 |
| 2004 | £175,000 | £317,834 | 363 |
| 2003 | £165,000 | £303,970 | 327 |
| 2002 | £139,000 | £261,527 | 391 |
| 2001 | £119,000 | £228,771 | 428 |
| 2000 | £100,000 | £196,250 | 397 |
| 1999 | £85,000 | £169,401 | 407 |
| 1998 | £71,000 | £143,319 | 411 |
| 1997 | £66,500 | £136,378 | 429 |
| 1996 | £65,000 | £137,082 | 380 |
| 1995 | £66,000 | £143,474 | 415 |
In cash terms the typical SM2 5 home went from £66,000 in 1995 to £316,200 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 120%, a genuine increase in what a home here costs. The real-terms peak came in 2020, and today's median remains roughly 33% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SM2 5 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2010 (+22.4% on the year before); the weakest, 2009 (−16.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −13.4% | −15.4% |
| 5 years (since 2021) | −1.3% | −5.8% |
| 10 years (since 2016) | −0.6% | −3.9% |
| 20 years (since 2006) | +2.5% | −0.3% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 56 SM2 5 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 366 sales a year before the financial crisis and 151 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around SM2 5
SM2 5 falls under Sutton, where the ONS puts the average private rent at £1,550 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,233 a month here against £2,486 for four or more bedrooms.
Average monthly rent by size, Sutton
ONS Price Index of Private Rents, May 2026.
Against the £316,200 median purchase price, a rent of £1,550 a month (£18,600 a year) works out at a 5.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The shape of the SM2 5 market
This is a thin market: 56 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Against the SM2 district median, SM2 5 sits 10% lower, marking it as a cheaper pocket of the district.
What people ask about SM2 5 (Belmont)
Is SM2 5 (Belmont) a good place to buy a house?
How much did a house sell for in SM2 5 (Belmont)?
Are property prices falling in SM2 5 (Belmont)?
What happens to SM2 5 prices now?
No honest page predicts prices, so this one sticks to the record: the median is down 6% over five years in cash but down 26% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in SM2 right now
The live side of the market holds 34 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole SM2 district, not just SM2 5: live asking prices are collected per district.
28% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every SM2 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: SM prices by size
What homes of each size actually sold for across the SM area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £574,000 | £775,000 (+35%) | £1,030,000 (+33%) | £1,382,500 (+34%) |
| Semi-detached | £385,000 | £505,000 (+31%) | £610,000 (+21%) | £738,750 (+21%) | £884,000 (+20%) |
| Terraced | £400,000 | £460,000 (+15%) | £555,000 (+21%) | £655,000 (+18%) | — |
| Flat | £264,000 | £330,000 (+25%) | £420,000 (+27%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the SM area is the point: the same five years treated these districts very differently.
Five-year change in the median, SM area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SM2
Sector boundaries hide real price steps. The rest of SM2, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM2 6 | £327,500 | 57 |
| SM2 7 | £960,500 | 16 |
Zoom out to the full SM2 district report for the type split, monthly volumes and how SM2 compares with its neighbours.
Selling in SM2 5? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SM2 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SM2 5.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SM2 5. Free after a one click sign in.
The live map plots every individual SM2 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.